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HomeMy WebLinkAbout158PLEASANT IIARBOR MASTER PLANNED RESORT (Jefferson Countv Planninq Commission Version 2016) Title 17 MASTER PLANNED RESORTS Title 17. Article I. Port Ludlow MPR Chapters 17.05-17.50 No change Title 17. Article II. Pleasant Harbor MPR (17.60-17.80) Chapter 17.60. General Provisions 17.60.010 AuthoriW. re %& 17.60.020 Title. 17.60.040 Additionalrequirements. his title. the provisions of Title l5 and Title 18 of the Jefferson Countv Code shall applv to development in the Pleasant Harbor MPR. Apolications for development within the MPR must be submitted as provided for in JCC 18.35 Article V. Binding Cotnmented [Dtf,J1]: Staffagl6 thatthis nme is speific to the appliot od could chmge with new omen, ud thsefore should be deletod. Developer. 17.60.050 Applicabilitv. The orovfuions of thii title shall aoply to all land luse actions and sitine of infrastructure Harbor Master Planned Resort as depicted on the official land use map for Jefferson County. Washineton. Commented IDWJ2]: Not sure why this setion ended here. Commented IDWJ3]: A binding site plm is just one uy to "lock in" site developmq! 6 s alt€mative to a subdivision (Plat), for the division of lud for sale or lse, or ondo use. No division of propedy is nffisary or being proposed beu€ of lhe number of existing pucels, md therefore, a boundary line adjstment could be used to relign parels, eliminaE umressary parcel Iines, and then defioe speoific future developmot with a deailed suNeyed site plarr/map 6 part of the re{uired M6ter Ple. Commenbd [DWJ4]: Saff agrees that this adds prcision. l- 17.60 060 Exemptions. The following structures and uses shall be exempt from the regulations of this title. but are subject to all other applicable local. state and federal regulations includine. but not limited to. the county buildine ordinance. interim critical areas ordinance. the shoreline manasement master program. and the State Environmental Policy Act (SEPA). (l) Wires. cables. conduits. vaults. pipes. mains. valves. tanks. or other similar equipment for the dishibution to consumers of telephone or other communications. electricitv. eas. or water or the collection of sewage. or surface or subsurface water operated or maintained by a govemmental entitv or a public or private utility or other countv franchised utilities including stations or treatment plants. or potable water storage tanks or facilities. which shall require conditional use approval in any zone where permitted: (2) Undereround utility equipment. mailboxes. bus shelters. informational kiosks, public bic-vcle shelters. or similar structure or device which is found by the director of communitv development to be aporopriately localed in the oublic interest: (3) Minor construction activities. as definod by the IBC. Section 106.2 and structures exempt to adoption ofthis chaoter. with state law. Titles I 5 and 18 of the Jefferson County Code and an), other applicable resulations or Ordinances. : lf#&430080 Enforcemenl The enforcement provisions codified in Chapter 18.50 Enforcement of Title l8 of the Jefferson Countv Code as currently enacted or as hereafter amended shall apply to any allesed violation of Title 17. Article II. more commonly known as the "Pleasant Harbor MPR Code." CommenEd IDWJSI: Texuken r Code. Not sure why this w deleted - Title l8 Stormwter Moagemot. diredy from Port Ludlow would still b€ regulated uder CommenEd IDWJ6I: This should remain with the add text: "the Marina" Commented [DWJ7]: Staffagr*s with this languagc. Comm€nted [DWr8]: Staffmd legal agre thar this belongs in the DA. I 7.60.+1S070 Pre-existins us€s end ltructures. .!gp;:Ig..id.ntiul l*d rt.t *d tttrlglyr.t !nq!,.. - zones of the Master Plarmed Resort are lawful uses and may be continued in a manner consistent -2- w CommenEd [DWJ9I: As proposed, deigned od boed upon prior approv&|, a golf @use is included in this ane of the rson and therefore the original doignation is appropriate ud adequate.17.65.010 Puroose. The MPR-RRC zone h[ows hqlilpllip=l flld=I=qgrg.etlqgqlfegllitieq,.qq.]yp=U=?=s==cpp,Igt=c&l amenlties and servlces associatea wiitr iire reibrt andiurroundinf iommunitv. itliiio iiio*s ioil the central resort and conference facilities. 17.65.020 Permitted Uses. days. theatersl waste water and stormwater: (12) Other similar uses consistent with the purpose of this zone and MPR as determined by the Department of Community Development. Comm€nterl [DWJ10]: Not sure why this word is more appropriate. Commented IDWJIU: Difto, or lbid Formatted: Font: Bold Commented [Dwrl2l: Suffokay with this change. Comltteftbd [Dwll3l: This would be onsistmt the UDC definition ofshon tem *tich is l6s thatr 30 da]s. Commented consistent with [DWJltlI: This would be appropriate md the word "Culrml" which begins the sentence, but shff Commenhd [DWJ15]: The suggqrion dIat a golf @uce not be allowed is inconsistot with prior approval od rculd trot be -3- 17.65.030 Heiqht restrictions. f.7#0l0f0-Ptrriocc' within the MPR boundaries shall be identified. delineated and permanently protected in accordance with JCC 18.22 and shall be desienated on the official map of the Pleasant Harbor (2) Siealificant Tree Retention. All trees measurine 10" diameter breast high (dbh) or Eeater- on the date of bindine site plan approval shall be located and marked for retention. and measures taken to protect surrounding soil and roots during site disturbance. Where there is no alternative to removing such hees. Addi+ienal-la+ed:+reesadditional trees. such as Douglas Fir or Sitka Spruce at least four vears old or four feet in height. shall be olanted in buffer areas at a ratio of two hees planted for each l++Je440-ft+-(3) Kettles. agreement with the Port Gamble S'Klallam Tribe.^ [].7&$l&fe],(4) Special Environmental Protection Provisions. Net-rvithstandinsNotwithstanding all other environmental requirements. the MPR approved olan must have provisions fori % A "kettle" is defined as-a-send*me&in a deoression on the land surface left bv an ice block after glacial retreat. Black Point has three such geoloeic and culturally sigxificant features inside Commented IDWJ16l: 80 fd is the proposed height ofthe Conference Center, but 50 feet is consistqt with County code Comnstted [D|UI17]: For cluity. CommenEd [DWJ18]: Not sure why this w deleted sin@ no new text re added relative to intmal setbacks. Commented 20 feet to 40 feet for ofthe E0 foot The appli@t is willing to change $e over 60 fet to addrBs the conems 17.65.030 CommenH [DWJ20]: 50 feet is consistot with all other zones in ls tlere a scientiic or regulaory basis for 60 fe? FomatEd: Double underline Fomatted : Double underline Commented [DWJ2U: Not sure why is designation is Formatteal: Double underiine rw that ae aot within Commented There are other opo space and critical OSR zone - see Stafr would agre to "natural mtive CommenEd [DWJ24I: Seffses this s qcqsive md wondm under *tat regulatory schme or scientific bcis it is being proposed. FormatEd: Font: Not Bold 6thiscoversChspter18.22akady Aom buffen. C;ommqrted well o the Fomatted: Font: Bold Commqted [DWr26]: This is a nice idea, but doesn't make seme sine no developm@t within this 6ne is pemitted thar would require the removal of tr6, only prsive rrcretion that dc not redu@ the for6t @opy. A bder altmative to this is a Forest Stewdship Plan similar to the one being proposed in Pon Ludlow. Also, ondition 63w sys, "stsiv€ to presefre." Fomatted: Font: Not Bold Font color: AutoFormatted: Fomatted: Underline, Font color: Auto Comnrented [DW]271: The word "should" is advisory, md d6n't indi€te a aclion. Font color: AutoFomatted: Fom.tted: Underline, Font color: Auto Font color: AutoFomatted: Fomatted: Underline, Font color: Auto Commeilted [DWr2E]: There re no Kenles lwated within this - see zoning map. Use ofrhe Kenle B hu alredy wdc. Ord No 0l-0128-08. Fomatted: Underline, Font color: Auto Fomatted: Und€rline, Font color: Auto Commented IDWJ29I: This entrre sub-section does not belong in this Seaion. Also not n@ssary with provisions in JCC 18.22, already required under the Development Agreement and as FSEIS -4- € Commented % (l)f at Eo+eSeuree-+ruifer-Wett-treaa protec ine mean potential contamination of the aquifer could occur from imorooerlv directed run-off. spills or other contamination of fertilizers. pesticides. herbicides and petroleum products. puttine human health at risk as well as fish and wildlife. An approved plan for directing untreated run-off away from the aquifer and treating all (b) An approved oreanic vesetation and site management plan shall be submitted to the on-site run-off with advaseedcurrent biofiltration (er$e#er-atseenstnretien?)standards prior to anv discharee to the aouifer. M Countv as part of the overall Master Planned Resort application for review and approval. or approval with conditiond, (c) €2lAll develooment and landscapine within the PHMPR area must be located. constructed. and maintained in such a manner as to provide full protection to the aouifer and anv on-site or neishboring wells that rely on that aquifer for potable "-""L testing in the lower reaches of the two adjoining watersheds for toxic contamination and low ox),gen levels. l. _. 070. I19) natural contours shall be followed in locating and desierine all development features +'i... to protect the natural environmental unioueness of the site.-Ne4lline-of.wet{ands ^(18 Bseelq= tnd= glgndpql= w.alsr s sites to be identified in the Resort Plan to test for saltwater intrusion and toxic contamination in local wells that rely on the Black Point sole source aquifer. as well as (erd ['a]!=d=eJs.lqp.r,l=ent ,a+{1qq4 4l'leruslss =sl=,ell=pr=qtqp={eyqiC=all=i,rps+qtcultural/tristoric sites that are listed. or elieible to be listed.hy=-S-!g!9:Hjf.tgtic . Preservation Officer or by a local Tribe with jurisdiction{site. Pursuant to JCC 18.30.160. the Countv recognizes that the area of the MPR ts=il€!C94!fi&ds\.1_iIbiu- m.-qsdp=d=aree=rltptlri-bs.'=therw=.rqpeftls!.tql=hq.P=qir=tlr=q=P==q[!=Tiiiir+H[^. (7h) waste. All comoost should be reused on site. The owner/developer or assisnees must provide a written record that landscaping materials ourchased and applied onsite. FormatEd: Numbered + Level: 1 + Numbering Sqy'e: a, b, c, ... + Start at: 1 + Allgnment: Left + Aligned at: 0.5" + Indent at: 0.75" Com:nented [DWJ30]: Scott Boder who did the water study @tegorielly denies that this a sole source aquifer. It is a mapped sweptible aquifet rrcharge {a .egulated mder JCC 18.22.120. Water system must be p€mitted md approved by Shte Depanment of Health uder state law. Fomatted: List Paragraph, Numbercd + Le\€l: I + Numbering Style: a, b, c, ... + Start at: 1 + Alignment: Left + Aligned at: 0.5' + Indent at: 0.75" Commented [DWr3lt: The Developmcnt Agr@ment would be the beuer plae for this. FomatEd: List Paragrdph, Numbered + Level: I + Numbering Style: a, b, c, ... + Start at: 1 + Alignment: Left + Aligned at: 0.5" + Indent at: 0.75" Commented IDWJ32]| Regualred under JCC 18.22 Formatted: No underline Fomatted: Indent: Left: 0.5", Hanging: 0.25" Formatted: No underllne Commenhd [DWr33]: Golf courses regulared uder JCC 18.20.190 Formathd: No underline Formatted: Indent: Left: 0.5", Hanging: 0.25" Fomatted: No underline Commented [DWr34] : Regulated io JCC I E.22 & I 8. 30 Fomttted: Indent: First line: 0" Formatted: Indent: Left: 0.5", Hanging: 0.19" Formatted: No underline Fomatted: Underline CommenEd [DWr35]: Consistot with Ord ondition 63r Be{ter placed in DA. Fo]matEd: Underline FomatEd: Indent: First line: 0" Fomatted: Indent: Left: 0,5", Hanging: 0.19" Formatt€d: Underline Formatted: Underline Comnrented [DWl36]: Regulated under JCC 18.30. 160 Fomatted: Underline Fomatted: Underline FomatEd: Undedine Fomatted: Underline Fomatted: Indent: Left: 0.5", Hanging: 0.25" -5- Fomatted: Underline FomatEd: Undedine including those applied as compost feedstocks. and pest controls are within the oarameters and use restrictions set forth by the National List of Allowed and Prohibited Substances as published and periodically updated by USDA National Organic Program. (8i) (s.D maintained for the occasional harvestins of medicinal plants and other plants i*po.t*t to t.ibul .rlrur{ ----- - - ----{+s(l Ell =d=ey9=tsp=r,r =ent =y,=t =t=lte BH buffer retention. wildlife protection. greenbelt retention and maintenance and establishment ofpermanent protective easements for these resources. as well as the 6t73&St&.{d'(5) Eubfic Access to Master Planned Resort Amenities All amenities and recreational resources of the development shall be open to all members of the Chapter 17.70. Ooen Soace Reserve (MPR-OSR) f2ruf0-----Purnoss, The purpose of the MPR-OSR zone is to provide for a natural veeetated buffer axea between the resort activities and the waters of Hood Canal. The MPR-OSR zone shall include a buffer extending landward 50 feet as surveyed from the top ofthe shoreline bluffbank including a l0 foot buildine setback. along southem boundax.v of the MPR in accordance with Ordinance No. 0l-0128-08. Commentsd [Owl37I: Msn submitted Ext which he said he rad to the group that would fit in this s6tion, and added here by suff in red. Saff ud legal agre rhat rhis is a good ideq but where to put ud how to 6force? Formatted: Underline Formatted: Underline Fomatted: Indent: Left: 0.5", Hanging: 0.25" Commtbd [DWr38]: Thw um idmtifi€d in the Hsbiht Muagemmt Plan. Fomrtted: Underline Formatted: Indent: Left: 0.5", Hanging: 0.19" Comm€nted [DWJ39I: This would be part of the Tribal MOU - Ord condirion 63k Formattcd: Font: Imes New Roman, Not Raised by / Lowercd by Formrtted: Font: Tirnes New Roman, Underline. Not Raised by / Lowered by Formatted: Undedine Fomatted: Font: Times New Roman, Underline, Not Raised by / Lower€d by Fomatteal: Font: Times New Roman, Underline, Not Raised by / Lowered by CommenEd [DWI{!: E3semenrs md Ord conditioru met prior to approval of Developmmt Agreement. Fomattedi Font: Times New Roman, Undedine, Not Raised by / Lowered by Fomatted: Indent: Left: 0" FomatEd: Indent: Left: 0.5", Hanging: 0.19" Formatbd: Font: Times New Roman, Not Paised by / Lowercd by Fomatted l---r1r Commented [DWJ41]: Analyzed in SEIS section 3.8 wil-._lJl- Fomatted Formatted l-- t41- Formatted: Indent: Left: 0" Fomatted: Indent: Left: 0.5", Hanging: 0.25" Fomatted l-Jst Formatted a-. 16l Formatted: Font: 12 pt, underline Comm€nted [DWr42]: Analy*d in SEIS section 3. t4 {:. Ir- Fomatted: Font: 12 pt, Underline Formatted: Underline Fomatted: Indent: Left: 0.5", Hanging: 0.19" Crmmented [DWJ43]: This is a good idea but where wflllll- C,ommentod [DWJ44]: This added by lcgal. -6- 17.70.020 Permitted uses. ( I ) Restoration of existine development intrusions (roads. campsites) to their natural pre- development state: and e Commented [DWJ45]: Deteminstion by whom? Commented [DWJ46I: T@ stringot per legal. Similar to No Net Loss. Comtnented [DW]471: Why remove this? Comm€NttEd [DWr54]: Not nec6sry. This would be regulat€d under JCC I 8.25 ild with a Hydraulic Projec Approval from Fish & Wildlife 17.75.010 Purpose. central support to the marina operations. 17.75.020 Permittcduses. (56) Indoor and outdoor resort-related recreational facilities. includine but not limited to tennis courts. swimming pools. marinas. hikine hails. bicycle oaths. ropes courses" eame center and other recreational uses consistent with the natue of master planned resort*:(67) Utilities supportine the resort:(78) Infrashucture and buildines. both above and below sround, for the utilities:(89) Emergency services (fire. police. EMS): (910) Public facilities. and services servins the MPR-MV zone: (*01l) Medical services: and ,7 CommeilEd [DWrtlEI: Awkwd. I could agre wirh "natunl orguic materials" but the omponots of ophalt re also "orguic" 8d "natunl." Comnrented [Dwr49lr cood ide. Commented [DW]501: Are you say that no uses allowed or pemitrcd under JCC 18.25 shall b€ allowed? Commented IDWJ51]: Sbffaddition for chity Comnrented Dino. Commented Ditto. v\ 17.75.030 Heiehtrestrictions. No buildines within the MPR-MV zone shall be erected enlarsed or structurally modified to exceed 35 feet in heieht as measured bv IBC standaxds. Underground or imbedded parking shall not be included in any height calculations. Chapter 17.80. Pleasant Harbor Resort Development 17.80.010 Resortdevelopment. Commented IDWr55]: consistmt with 17.60.040 Commented [DWJ56I: For cluity commented [Dwr57]: coraion CommenEd [DWJsE]: They have alrady been approved for E90. lfthe applicut agrees to this in miting with a revised draft, then okay. Commented [DWJ59]: Per Altemative #3 Commented IDWr60]: Developer or Developmflt? Commented [DWr61l: Not requircd. Gotnmented [DWr62]: Also includes a Moter Ple s required under JCC I 8. I 5. I 26 - se staff report. Commented [DWJ63] : Unneesry. Fomatted: Double underline (l) A project-level supplemental environmental impact statement (SEIS) analvzing Plan shall be provided to all persons or agencies entitled to notice pursuant to the land use procedures ofJCC Title 18. i3) Acrual building permit plans or construction drawings [na], not be required during the SEPA review nrocess. but submitted architectural drawings must contain and demonstrate Cominented [DwJ64l: why? Com]fl€nted [DWr65]: Is this for revision of the Resort Ple or ey development applietioo under the Reort Plm? -8- L Commenred [DWr66]: Staffcould agree with this chmge. Commented [DWr67]: Not clw on this or why it's sbted here.(4) The department of community development may impose mitigating conditions or issue a denial ofsome or all ofthe Resort Plan based on the environmental review and using authoritv provided pursuant to the State Environmental Policv Act. Chapter 43.2IC RCW. Article X of Chapter 18.40 JCC shall be applicable to the permit process for resort development.(5) Followine completion of the SEIS. building permits ma), be issued. followine appropriate plan review. for projects analyzed in the SEIS.(6) Actual resort development may be undertaken in phases" but only following completion of review and approval of a full resort buildout plan through the SEIS process. A phasine schedule may be proposed as part ofthe environmental reyiew or may be developed at a later date. 17.80.050 Environmental review for Resort Plan development hold for u SEPA Determination of Significance except where the SEPA-responsible official determines that the ComtEtted [DW,6E]: To rrguc. Neds to mtch SEPA ldguge or be morc sp@iEc. Comlrented [DWr59]: Staffcould agre with this chmge. Commented [DWJ70]: Staffdisagre with this delenon. It is impo.t$t to state the sope of rwiew. development resulations.(3) The util8 element ofany subseotrent phaseofSEPA review pertaining to the Pleasant Harbor MPR shall provide inforrnation on all affectedutility systems. including sewer and water systems and the results of required monitoring. The effectiveness of such monitoring shall be evaluated. Supplements or changes to the monitoring and reporting systems shall be considered if necessarv to ensure that water qualir.v and water supply are adequately protected and impacts to natural resources minimized, Requirements for water quali0r and quantitv monitoring as well as for run-off impasts shall be specified in the Developer Ageement ta44 jn.l7..q_0jg.lQ..(4) Any preliminary scope for future development within the Pleasant Harbor MPR shall be consistent with the approved Resort Plan. Other elements. issues. and specific levels of detail may be included based on information available at the time the Resort Plan development application is submitted. Elements noted above may be combined in the SEPA anal-vsis to reduce duplication and narrow the focus on potentially significant adverse environmental impacts. Commented [DWJ,1]: Redundant. 17.80.060 Revisions to Resort Plan. "op" r,o tir. pi"urglu =Hq!rpt. Mf=& ipunAqy ot=Zgt g. changes within the MPR. shall require a Comprehensive Plan amendment and related zoning action. Such changes are outside the scope ofthe revision processes described below and in JCC Comm€nted [DWr72]: To include a dwr6e in sia or scope? Why would a reducion in sire, sope and scale require a Comp Plm Amendmmt? Perhaps jEt u amendment to the Mast€r Ple ed DA -9- 17.80.070 and 17.80.080. The County may approve an amendment to the Comprehensive Plan onlv if all requirements of the Growth Manasement Act (Chaoter 36.704 RCW) are fulfilled.(2) The County shall accept buildins permits only for projects included in and consistent with the Resort Plan. A revision to the existine Resort Plan shall be submitted to the county for approval prior to the acceptance of any proposal that is inconsistent with the Resort Plans set forth in this title. Upon aporoval ofa revision. all subsequent development proposals shall be consistent with the revised Resort Plan and development regulations.(3) Proposed revisions to the Resort Plan shall be submitted to the Deoartment of Community Development (DCD) and the DCD director will determine whether the oroposal constitutes a maior or minor revision. Uoon makine a determin4tion. the proposed revision shall follow the appropriate process for plan revisions as outlined inJCC 17.80 060 and 17.80.070. addressed in the development plao:(c) Do not alter the boundaries of the apuoved plan:(d) Do not oropose new uses or uses that modifr the recteational nature and intent of the resort. and may be administratively approved (as a Type II decision under the land use procedures of JCC Title 18. Unified Develooment Code) by the director of the department of communif.v development. Public notice ofthe application. the written decision. and appeal opporhrnities shall be provided to all persons or agencies as required by the land use procedures ofJCC Title 18. Unified Development Code. Those revisions that do not comoly with the provisions contained within this sestion shall be deemed a major revision. subject to the provisions outlined in JCC 17.80.080. 17.80.080 Maior revisions. Revisions to the Resort Plan that will result in a substantial chanee to the resort ComtnenEd IDWJ,3I: Reduces the flexibility of the developer to make chmges. Comrr€nted IDWJ74]: This should be in subsedion (2). Commented [DWJ75]: What's the bois for this? Commented [DWr75]: This make sense o fu o setting a shdtr4 vrhile "signifrmtly $ercr" @ be subjective, but devias from fie SEPA strndard of Probable signifimt envircmental advere impa6. Comtncnbd [DU77I: Agreed. How would that be detmined md by *,hom? C.ommented IDIU,78]: Staffmd legal would rcjet this. SEIS is a contolling docummt. including: changes in use. increase in the intensiw ofuse. or in the size. scale, or densitv of 9" reviewed in previous environmental documents. are considered to be mdor revisions and will require application for a revised Resort Plan. (l) Application for a Maior Revision to the Resort Plan. An application shall be preoared describing the prooosed revision in relation to the aporoved Resort Plan and providing a CommenEd [DWJ79I:the SEPA shdryd. Formatted: Indent: Left: 0", First line: 0" -10- purposes of this chapter:.s framework for review. analvsis and mitigation of the revised develooment activity proposed. The Resort Plan revision prooosal shall include the followins information: (b) policies set forth in the Comprehensive Plan:(b) A descriotion of how the Resort Plan revision complements the existine resort facilities of the MPR:(c) A description of the design and functional features of the Resort Plan revision. settine out how the revision provides for unified development. inteerated site desim and orotection of natural amenities:(d) A listing ofproposed additional uses and/orprooosed changes to density and effects on surrounding properties and/or public facilities:(fl A description ofhow the oroposed Resort Plan revision is integrated with the overall Pleasant Harbor MPR and any features. such as connections to trail systems. natural systems or greenbelts, that have been established to retain and enhance the character of the resort and the overall MPR:(e) A desuiotion of the intended phasine of development projectsl (h) Maps. drawings. illustrations. or other materials necessary to assist in understanding and visualizing the desigo and use ofthe completed proposed development. its facilities and services. and the protection ofcritical areas:(i) A calculation ofestimated new demands on capital facilities and services and their relationship to the existing resort aod MPR demands. includine but not limited to fansportation. water, sewer and stormwater facilitiesl and a demonstration that sufficient facilities and services to support the development are available or will be available at the time development permits are apolied for.(2) Major Revision Process. Major revisions shall be processed as a hearing examiner decision (Type IID. with a required public hearing prior to the decision. Public notice of the application. the reouired public hearins. the written decision. and appeal opportunities shall be provided to all persons ResertsPla+sn+any associated Comprehensive Plan am€ndm€ntAmendments. only if all the following criteria are met: Commented [DWr8Ol: Rejected by legal. Not the Couty's busin6s Formatted: Indent: Left: 0.5", No bulleb or numbering Comtnented [DWJ82]: for cluity Comm€xrted [DWrt3]: Y6, consistent with curent code. Comlrotted [DWr84]: BoCC only involved wirh rwision if Comp Plm mmdment hcluded. perse+sor agencies as required by the land use procedures of JCC Ti+leChapter I 8.40 Article III. Unified Development Code. Any proposed major revision hlsd=irygly=lqg qptr=q{rgg=!9==ttr=q boundaries of the MPR zone shall require a Comgrehensive Plan amendment (a Tlr:e V county.io,ontffii.ui.*t,tt" County Planning Commission and subsequent recommendation to the B0€eBoard of County Commissioners who apprsvesapprove all Comprehensive Plan amendment* _ _ _ _ _ _ Commented [DWJ8I]: Of course. -l l- (a) The proposed revision would further the goals and policies set forth in the Comprehensive Plan: h).. = = = =Nq =sryri$s+=e=qprobable significant adverse environmental impacts would be created b], the proposed Commenteal [DWJ85]: What is adequte md *to drcides. Stick with SEPA stand{d. revision:(c) The revision is consistent with all applicable development rezulations. includine those established for critical areas:(d) On-site and off-site infrastructure (includine but not limited to water. sewer. storm water and transportation facilities) impacts have been fully considered and mitigatedl and orotection of natural amenities. t2- % L \ Title 18 UI{IFIED DEVELOPMENT CODE Chapter 18.15 Land Use Districts 18,15.025 Master planned resort. Per RCW 36.70A.360, a new master planned resort means a self-contained and fully integrated development with primary focus on resort destination facilities that includes short-term visitor accommodations associated with a range of indoor and outdoor recreational facilities within the properry boundaries in a setting of significant natural amenities. A resort may include other residential uses, but only ifthe residential uses are integrated into and support the on-site recreational nafure ofthe resort. (l) Port Ludlow. Port Ludlow Master Planned Resort (M PR). The lrslenly existing officially desigaated master planned resort in the county is the Port Ludlow MPR, which is designated in accordance with RCW 36.70A.362 as an existing master planned resort and is subject to the provisions ofJCC Title 17. The master planned resort ofPort Ludlow is characterized by both single-family and multifamily residential units with attendant recreational facilities including a marina, resort and convention center. The master planned resort of Port Ludlow also includes a large residential community. The entire resort is served by a village commercial center, which accommodates uses limited to serving the resort and local population. The master planned resort's intemal regulations and planning restrictions such as codes, covenants and restrictions may be more reshictive than the requirements in JCC Title 17. However, Jefferson County does not enforce private codes, covenants and restrictions.(2) P leasant Harbor Maris+an+GetlResort.MPR. Pleasant Harbor Ma+iaea$+Gelf ResefrMPR is the second officially desienated master planned resort in the Countv. The Pleasant Harbor MPR is designated in accordance with RCW 36.704.360 as a new master planned resort and is subiect to the orovisions of JCC Title 17. The Pleasant Harbor MPR is characterized by [.e=qs=+.fl]d.r"e"setip=qfdpiltrpr=q{deqr.quil!qr"ssyJhpf.Bles=\=BslltBq=e4qrr4elltcriq4M,e{itins Village and associated housing north of Black Point Road. The resort is predominately designed to serve resort and recreation uses and has only limited full-time occupancy. The resort is served by the Brinnon Rural Center. which accommodates LAMIRD-scale commercial uses servine the resort and local population. The master planned resort's intemal regulations and plannine restrictions such as codes. covenants and restrictions may be more restrictive than the requirements in JCC Title I 7. However. Jefferson Coun8 does not enforce private codes. covenants and restrictions, l8.f 5.l l5 Designation. "Master planned resort" (MPR) is a land use designation established under the Comprehensive Plan. The €nly-erristing officially designated master planned resorts in the county areisqeis the Port Ludlow MPR and the Pleasant Harb , provisions for which are codified in JCC Title 17. The Port Ludlow MPR is adopted pursuant to RCW 36.70A.362 regarding designation of existing master planned resorts. Pleasant Harbor MPR is adopted pursuant to RCW 36.70A.360 pertainine to new Master Planned Resorts. Desigaation of any new master planned resorts pursuant to RCW 36.704.360 requires compliance with the provisions of this article and a Commented back in. 13- formal site-specific amendment to the Comprehensive Plan Land Use Map subject to the findings required by JCC 18.45.080. f8.15.120 Purpose and intent. Jefferson County has a wide range of natural features, including climate, vegetation, water, natural resources, scenic qualities, cultural, and geological features, which are desirable for a wide range of recreational users to enjoy. New master planned resorts authorized by RCW 36.704.360 offer an opportunity to utilize these special features for enjoyment and recreational use, while bringing significant economic diversification and benefits to rural communities. The purpose of this article is to establish a m,rster planned resort dishict to be applied to those properties the board of county commissioners as a master planned resort consistent with the 36.70A.360. appropriate for development policies and RCW 18.15.123 Allowable uses. The following uses may be allowed within a compliance with RCW 36.70A.360: (l) All residential uses including time-share and fractionally owned support the on-site recreational (2) Short-term visitor and other residential uses, that are visitor accommodations accommodation units. 3) Indoor and paths, with (4) (5) cift resort authorized in uses are into and to, hotels, motels, lodges, provided, that short-term total resort but not limited tor€glf marinas, hiking and nature trails, bicycle recreational uses deemed to be consistent of resort. sites. but not limited to: businesses and services which are designed to serve the as gas stations, espresso stands, beauty salons and spas, food stores, real estate/property management offices; and (d)businesses and facilities such as sporting goods and outdoor rental and sales. (6) Cultural and educational facilities, including, but not limited to, interpretative centers and exhibits, indoor and outdoor theaters, and museums. (7) Capital facilities, utilities and services to the extent necessary to maintain and operate the master planned resort. (8) Temporary and/or permanent structures to serve as sales offices.(9) Any other similar uses deemed by the adminishator to be consistent with the purpose and intent ofthis section, the Comprehensive Plan policies regarding master planned resorts, and RCW 36.70A.360. master On-site t4- resort. no less uses, 18.15.126 Requirements for master planned resorts. An hpp+ie*ie+-apfLllearu for an MPR project must inelr*ddlocglt the following requirements: (l) Master Plan. A master plan shall be prepared for the MPR to describe the project and provide a framework for project development and operation. This shall include: (a) A description of the setting and natural amenities that the MPR is being situated to use and enjoy, and the particular natural and recreational features that will attract people to the area and resort. (b) A description of the destination resort facilities of the MPR, including short-term visitor accommodations, on-site outdoor and indoor recreational facilities, off-site recreational opportunities offered or provided as part ofthe resort's services, and commercial and supportive services provided. (c) A listing of the proposed allowable uses and msximum densities and intensities of use ofthe MPR and a discussion ofhow these uses and their distribution meet the needs ofthe resort and its users. (d) A land use map or maps that depict the completed MPR development, showing the full extent and ultimate development of the MPR or resort and its facilities and services, including residential and nonresidential development types and location. (e) A description, with supportive informdion aod maps, of the design and functional features that provide for a unified development, superior site design and protection of natural amenities, and which further the goals and pol&ies of the Comprehensive Plan. This shall address how landscaping, screening, and open space, recreational facilities, road and parking design, capital facilities, andother compoaents are integrated into the project site. (0 A description ofthe environmentally sensitive areas ofthe project and the measures that will be employed for their protection. For an MPR adjacent to the water and subject to the jurisdiction of the Shoreline Management Act, a description and supportive materials or mapg indicafing proposed public access to the shoreline area pursuant to the Shoreline Master Program. (g) A description of how the MPR relates to surrounding properties, and how its design and amangement minimize adverse impacts and promote compatibility among land uses within the development and adjacent to the development. (h) A demonstratiot that sufficient facilities and service which may be necessary, appropriate, or desirable for the support ofthe development will be available, and that concurency requirements of the Comprehensive Plan will be met.(D A desoiption ofthe intended phasing ofdevelopment ofthe project, ifany. The initial application for an MPR shall provide sufficient detail for the phases such that the full intended scope and intensity ofthe development can be evaluated. This shall also discuss how the project will function at interim stages prior to completion of all phases of the project, and how the project may operate successfully and meet its environmental protection, concunency, and other commitments should development cease before all phases are completed. (2) Development Agreement. A master planned resort shall require approval of a development agreement as authorized by Article XI of Chapter 18.40 JCC (Development Agreements), and RCW 36.708.170 through 36.708.210. Consistent with JCC 18.40.830(3) and RCW 36.708.170, the development agreements shall be prepared by the applicant and must set Commented IDWJETI: Stick with original rext. An applimt must met thee requiremenb prior to final approval ofthe DA. - l5- forth the development standards applicable to the development of a specific master planned resort, which may include, but are not limited to: (a) Permitted uses, densities and intensities ofuses, and building sizesl (b) Phasing ofdevelopment, ifrequested by the applicant; (c) Procedures for review ofsite-specific development plans; (d) Provisions for required open space, public access to shorelines (ifapplicable), visitor-oriented accommodations, short-term visitor accommodations, on-site recreational facilities, and on-site retaiVcommercial services; (e) Mitigation measures imposed pursuant to the State Environmental Policy Act Chapter 43.21C RCW, and other development (3) Formal Site-Specific Comprehensive Plan require a site-specific amendment of the resort land use designation, pursuant to the subarea planning process authorized under (0 Other development standards including RCW 36.70B.170(3). in JCC 18.40.840 and planned resort shall se Map to a master planned ofJCC provided, that the ofChapter I (Subarea Plans) and county. The concurrent development and land uses JCC 18.45.030 may be used if deemed both the Comprehensive Plan amendment or subarea be by the with the review of the resort master master planned resort. (4) Planned Actions. If deemed resort project may be designated by commercial and services shall be ofa the and the county, a master planned pursuant to the provisions of RCW 43.21C.031 and 97 -tl-1 (5)All on-site urban-level be of the MPR, and such MPR.or are prohibited outside a resort, except in areas otherwise designated 36.70A.110. process. New as Type V permits under this UDC, requiring of and the following:(l) A to meet the requirements of JCC r8.15.r26(r).(2) A request a development agreement, pursuant to the requirements of JCC 18.r5.126(2)Chapter 18.40 JCC (Development Agreements). (3) A request for a Comprehensive Plan Land Use Map amendment necessary to meet the requirement of 8.15.126(3) and 18.45.040. [Ord.8-06 $ l] 18.f 5.f 32 Decision-making authority.(l) The planning commission, pursuant to its authority specified under JCC 18.40.040 and 18.45.080, shall hear and make recommendations on master plans and site-specific applications for MPR land use designations on the Comprehensive Plan Land Use Map. (2) The board ofcounty commissioners, pursuant to its authority specified under JCC 18.40.040, 18.40.850(5) and 18.45.080, shall designate new master planned resort land use districts on the Comprehensive Plan Land Use Map, approve the uses, densities, conditions and and serve by the master - 16- standards authorized for site-specific MPRs in a development agreement, and approve master plans. 18.15.135 Criteria for approval. An application to develop any parcel or parcels of land as an MPR may be approved, or approved with modifications, if it meets all of the criteria below. If no reasonable conditions or modifications can be imposed to ensure that the application meets these criteri4 then the application shall be denied. (l) The master plan is consistent with the requirements of this article and Article VI-D of this chapter (Environmentally Sensitive Areas District (ESA)). (2) The MPR is consistent with the goals and policies Plan, the requirements of the Shoreline Master Program, and all other applicable sections of this code and all other codes and policies ofthe (3) If an MPR will be phased, each phase open space, recreational facilities, landscaping and all other of the to stand alone if no subsequent phases are developed. (4) The MPR will provide active adequate open services such as transportation access, public health to adequately meet the needs ofthe guests and ofthe (5) The MPR will contain supportive accessory on- site urban-level commercial and MPR. such shall be oriented to serve the (6) Environmental and screening of facilities and with each other, and in order to incorporate as of natural features, historic sites, and public (7) All on-site and impacts have been fully considered and mitigated. (8)in such a manner as to avoid or lands and property. (e)standards to retain and enhance the character (10) The resort is better suited and has more long-term importance for commercial harvesting of timber or production of agricultural will not adversely affect adjacent agricultural or forest resource land $ lI Planned Resort. The Pe++Iudlew Master Planned Resort Code (JCC Title l7), as may be amended to be consistent with the provisions of this UDC, is hereby adopted by reference and made a part of this UDC.I tl+"e.04 sufficient r8.15.138 Commented 1?? -17- Page 6: [l] Formatted FC changed 7lt41201.61O:54:00 AM Font: Times New Roman, Underline, Not Raised by / Lowered by Page 6: [2] Formatted FC changed 7ll4l20t.61O:54:OO AM Font: Times New Roman, Underline, Not Raised by / Lowered by Page 6: [3] Commented [DWJ41]David W. Johnson 6lLl2016 2:18:00 PM Analyzed in SEIS section 3.8 with mitigation. Page 6: [4] Formatted FC changed 7lt4l20t61O:54:00 AM Font: Times New Roman, Underline, Not Raised by / Lowered by Page 6: [5] Formatted FC changed 7l14120161O:54:00 AM Font: Times New Roman, Not Raised by / Lowered by Page 6: [6] Formatted PC changed 7lt4l2OL610:54:00 AM Font: Times New Roman, Underline, Not Raised by / Lowered by Page 6: [7] Commented [DWJ42]David W. Johnson 6lU2016 2:20:00 PM Analyzed in SEIS section 3.14 with mitigation. Page 6: [8] Commented tDWJ€l David W. Johnson 6l1-l2OtO 2:26:00 PM This is a good idea but where would it live if applicant agrees to it.